4 bedroom house

Location
The Old Offices are located in the quiet and picturesque village of Moddershall, near Stone. The property has some excellent views across the attractive Moddershall valley. It is convenient for access to the road network such as the A520 and B5066 to Meir Heath and the A50; the A34 & A51 at Stone and the M6 at Junctions 13 & 14. It is some 2.5 miles North-East of Stone, 4 miles South of Meir and 11 miles North of Stafford.

Directions
From Stone, follow the A520 Stone Road towards Meir for approximately 1 mile, turn right signposted to Moddershall and Spotacre. Turn left into Moddershall. Follow the road for 0.4 miles and the property is located on the right, identified by a Bagshaws for sale board.

Description
An exciting and rare opportunity to acquire an attractive listed property, being the former offices of Boulton Nurseries in the heart of the village. The substantial grade 2 listed building and outbuildings are in need of refurbishment and offer scope for redevelopment into a single dwelling or potentially multiple units, subject to the necessary permissions. The current owners have undertaken a pre-planning application for conversion of the outbuildings and re-development to create 3 - 4 dwellings. The property was originally a house and retains a number of original features such as the panel doors, window shutters, casement windows and fireplaces along with the original well and copper located in the old wash house.

There are multiple outbuildings on the site, which include a garage to the rear of the house, an old wash house and brick under tile small barn with lean to, and to the side of the yard and driveway is another garage and former toilet block & stores.

The site as a whole extends to 0.127 ha (0.32acres).

Viewing is highly recommended for this fascinating property.

Main Building/ Former Office
The property spans over four floors, including ground and first floors, a large attic and a cellar. There are two staircases however one is not currently safe for use.

Ground Floor

First Reception Room (13' 7'' x 14' 10'' (4.14m x 4.52m))
Original quarry tiled floor, fireplace with tiles surround and wooden over mantle, tongue and groove walling to dado height. Window to front with original shutters and stairs to the first floor. Door to inner lobby.

Inner Lobby
Leads to the central room with door off to kitchen and pantry area.

Kitchen (13' 9'' x 14' 4'' (4.2m x 4.36m max))
With beamed ceiling and door to pantry and to outside. Hot water cylinder.

Pantry area (9' 2'' x 8' 3'' (2.8m max x 2.52m max))
Concrete floor, stairs up to bathroom.

Downstairs Bathroom (8' 0'' x 8' 3'' (2.45m x 2.52m))

Central Reception Room 2 (13' 8'' x 16' 2'' (4.16m x 4.93m max))
With inglenook fireplace with original storage cupboards to the sides and above, linoleum tiled flooring, window to front with original shutters. Front door with panelled front door, stairs to first floor and stairs to cellar.

End Reception Room 3 (13' 8'' x 9' 9'' (4.16m x 2.96m))
Fireplace with tiled surround and window to front.

Cellar
Brick steps down to two room cellar.

Cellar Room 1 (9' 0'' x 13' 1'' (2.75m x 4m max))
Brick floor and arched roof.

Cellar Room 2 (4' 11'' x 3' 10'' (1.5m x 1.17m))
With brick floor.

First Floor
Comprising L shaped landing with doors off to 4 sizeable rooms, built in storage and door to attic stairs.

Front Bedroom (13' 10'' x 15' 0'' (4.22m max x 4.58m))
Including stairs to ground floor, window to front and fireplace.

Rear Bedroom (13' 9'' x 14' 7'' (4.18m x 4.44m))
With a window to garden and hot water tank.

Middle Bedroom (10' 5'' x 9' 11'' (3.18m x 3.01m))
With window to front.

End Bedroom (13' 8'' x 10' 6'' (4.16m x 3.2m max))
Window to front and fireplace.

Second Floor/ Attic
Access is not available at viewings for inspection due to the condition of the staircase and floor.
The northern room is approx. 3.61 m in length. The southern side comprises 2 rooms of approx. 10.67m in length in total (the first room being 4.06m).

Externally
The property benefits from a range of brick under tile outbuildings arranged adjoining a tarmacadam driveway and parking area. To the rear and southern sides of the property there is a garden area. To the roadside is an additional parking area for 3-4 vehicles with a low stone wall adjoining the garden and stone steps leading to the side entrance door. The front roadside garden is enclosed by a brick wall with coping stones with a blue brick path to the front door.

Garage to north (25' 6'' x 9' 1'' (7.77m x 2.77m))
Single garage, with stone block base with brickwork over, under a tiled roof, with an earth floor and wooden doors to road.

Toilet Block (16' 3'' x 5' 11'' (4.96m x 1.8m))
Former toilet block, divided by partition wall. Meets garage and storage building.

Storage building (18' 3'' x 18' 2'' (5.55m x 5.54m))
Concrete floor, exposed beams with hot water tank situated on top of beams.

Brick barn (11' 7'' x 8' 4'' (3.53m x 2.55m))
Brick building with brick flooring and tiled roof, with a small loft over. Plus adjoining lean-to under a mono pitch asbestos roof (1.4m x 2.55m).

Wash House (17' 9'' x 7' 9'' (5.4m x 2.36m))
Single story with a mono-pitched tiled roof, concrete floor with original copper and water pump.

Attached to the rear of the house is a single car garage accessed from the rear garden area.

General Information

Planning
The property was used as the former Boulton Nurseries offices until around 2005. It is understood to have been also partially occupied as a residence until that time, having been in residential use until the 1980’s. The property is situated within Moddershall village Conservation Area. The current owners have undertaken a pre-planning application enquiry for conversion of the outbuildings and re-development to create 3 - 4 dwellings. The planning & conservation officer has stated that the scheme is acceptable in principle but they would wish to see the scheme reduced to 3 units with the wash house building used as ancillary accommodation. Architects plans of the proposal and the copy response are available from Bagshaws.
List Entry Number: 1038976

Services
Mains water and electricity were previously connected to the buildings, however they are not currently connected. A new sewerage system will be required within the property redevelopment. Mains water and storm water drainage only are located in the road to the west of the property. Purchasers must make their own enquiries in relation to the availability and suitability of all services.

Rights of Way, Wayleaves and Easements
The neighbouring property to the north, has a mains water pipe and a storm water pipe across the yard area (including the right of access to carry out repairs.) Further information is available from the selling agents. The property is sold subject to and with the benefit of all rights of way, wayleaves or easements whether mentioned in these particulars or not.

Tenure and Possession
The property is to be sold freehold with vacant possession available upon completion

Local Authority
Stafford Borough Council
Civic Centre
Riverside
Stafford
ST16 3AQ

Solicitors
Joy Hancock
Bowcock and Pursaill Solicitors
9-11 Carter Street
Uttoxeter
ST14 8HB
01889 598888

Method Of Sale
The property is to be sold by public auction on Wednesday 21st July 2021, at the Uttoxeter Racecourse at 3pm.

Deposit and Completion
The successful bidder will be required to sign a Contract for the sale of the property immediately the auction finishes and will also be asked to pay a deposit equivalent to 10% of the sale price either by cheque or bankers draft. The sale of each lot is subject to a buyer’s fee of £400 + VAT (£480 inc. VAT) payable on the fall of the hammer. Unless stated otherwise at the sale, completion of purchase will be anticipated 28 days after the auction date.

Conditions of Sale
The Conditions of Sale will be deposited at the offices of the both the Auctioneer and the Vendor’s Solicitors 7 days prior to the sale and will not be read at the sale. The Vendor’s Solicitors will be in the saleroom 15 minutes prior to the Auction to deal with any matter arising from either the Conditions of Sale or from the Sales Particulars relating to the property in general. At the time appointed the sale will commence and thereafter no further query will be dealt with and the Purchaser will be deemed to have knowledge of the Conditions of Sale and to have satisfied himself upon all matters contained or referred to therein. Copies of the Conditions of Sale will not be forwarded to interested parties unless by prior arrangement for which there will be a charge.

Money Laundering Regulations
All buyers must provide relevant documentation in order to provide proof of their identity and place of residence before bidding. The documentation collected is for this purpose only and will not be disclosed to any other party.

Viewing
Viewing is strictly by appointment only. Please contact the Penkridge office on 01785 716600 or email penkridge@bagshaws.com to arrange a time. The property is in a poor state of repair and condition. Viewers should enter the property at their own risk and under no circumstances should viewers enter the cellar, attic or second stair case during their visit.
Virtual tour available on request.

Agents Note
Bagshaws LLP have made every reasonable effort to ensure these details offer an accurate and fair description of the property but give notice that all measurements, distances and areas referred to are approximate and based on information available at the time of printing. These details are for guidance only and do not constitute part of the contract for sale. Bagshaws LLP and their employees are not authorised to give any warranties or representations in relation to the sale. The property is sold as seen.
V2 21.6.21